Leesburg Self Storage Investment
For Sale
$1,600,000
711 N 3RD ST, Leesburg, FL 34748
Turnkey, income-producing mixed-use property in a high-growth Central Florida market.
Property Size15,300 SF
Lot Size0.87 Acres
Price / SF$104.58
Days on Market165
Property Features for 711 N 3RD ST
General Information
Standard status
Active
Size
15,300 SF
Lot size
0.87 Acres
Property subtype
Industrial
Building Details
Year Built
2005
Listing Agency:
Olympus Executive Realty INC.
(407) 334-7545
Listed By:
Raghu Bodhanapu · License #3326683
(407) 334-7545
Source:
Elliman
Added: Mar 10
Changed: Jul 6
Last Checked: Aug 21 at 12:21PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Olympus Executive Realty INC.
Investment Insights
Based on property information with market context.
Leesburg Self Storage is a mixed-use commercial property featuring three fully leased medical office suites and climate-controlled self-storage units. The property totals 15,300 square feet and is located off SR-441 in Leesburg, surrounded by medical and financial offices. The front medical suites total 3,200 square feet and are leased under three-year agreements. Suites can be leased individually or as a combined space. The self-storage facility features a range of unit sizes from 20 square feet up to 770 square feet, all climate-controlled and located across two levels, with elevator access to the upper floor. Unit configurations can be customized based on tenant needs. The facility operates with a fully automated management system, allowing for remote operation, online bookings, digital payments, and secure access. The property is located in one of the fastest-growing areas of Central Florida, near major highways and high-traffic corridors.
Key Highlights
- Turnkey and stabilized self‑storage facility with immediate cash flow.
- High‑performing mixed‑use property with fully leased medical office suites and climate‑controlled self‑storage units.
- Strategically located near major highways and a hub of medical and financial offices.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$143,428
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.96%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,868,560
$2.9M
Cap Rate 7%
$2,048,971
$2.0M
Cap Rate 9%
$1,593,644
$1.6M
Market Conditions
NOI Build-Up for 15,300 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$220.3K $14.40/SF
− Vacancy
−$15.4K −$1.01/SF
EGI
$204.9K $13.39/SF
− OpEx
−$61.5K −$4.02/SF
NOI
$143.4K $9.37/SF
Area
Lake County, FL
Vacancy
7.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,868,560
Cap Rate 7%
$2,048,971
Cap Rate 9%
$1,593,644
Alternative Uses
Best Use
Office B
$3.27M
$2.86M – $3.81M
NOI $228,582 @ 7.0% cap · market cap 14.29%
Second Best
Healthcare Medical
$3.12M
$2.73M – $3.64M
NOI $218,117 @ 7.0% cap · market cap 13.63%
Theoretical Best
Office A
$4.35M
$3.81M – $5.08M
NOI $304,776 @ 7.0% cap · market cap 19.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,333
Businesses Nearby
Explore this area
Business Placement
Demographics for 34748, FL
45,481
Population
25,740
Households
1.8
Avg Household Size
60
Median Age
24%
College-Educated
90%
High-School Grad
39.4 sq mi
ZIP Area
1,154
Density / Sq Mi
$53,768
Median Household Income
$30,762
Median Earnings
$1,181
Median Rent
$226,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Turnkey, income-producing mixed-use property in a high-growth Central Florida market.
Where is this self storage facility located?
The property is located at 711 N 3RD ST Leesburg, FL.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Turnkey and stabilized self‑storage facility with immediate cash flow.; High‑performing mixed‑use property with fully leased medical office suites and climate‑controlled self‑storage units.; Strategically located near major highways and a hub of medical and financial offices.
